About this home

OFFER DEADLINE - Sunday 6/20 at 3pm. Let's talk location first, because this one's the whole pitch. You're tucked into Roeland Park, which means you're basically equidistant from everywhere you actually want to be. Downtown, the Plaza, the Westside, Johnson County's endless cul-de-sacs, your in-laws' house you visit out of obligation — all of it is about 20 minutes away or less. No highway gymnastics required. And if you're the type who plans your life around barbecue (no judgment, this is Kansas City), you're a 7-minute walk from what a lot of people will argue is the best gas-station barbecue in the entire country. Yes, gas-station barbecue. Yes, it's that good. Yes, you'll be walking there often enough that the cashier will eventually just nod at you instead of asking for your order. Budget accordingly, both in dollars and in pants size. Now, the house itself isn't just a launching pad for brisket runs. There's a sunroom — a genuinely great one, all windows, the kind of room that turns into your favorite spot in the house by week two, whether you're using it for coffee, plants, or pretending to read. It opens straight onto a backyard that's the real showstopper here: big, green, mature trees doing their job, fully fenced, with a deck that's clearly already hosted its share of evenings that ran later than planned. On the practical side, because someone always asks: the AC, furnace, and roof are all less than 5 years old. That's the boring sentence that saves you thousands of dollars in your first few years of ownership, so we're including it anyway. This is a ranch that knows exactly what it is and doesn't try to be more. Solid, well-located, move-in ready, and walking distance from the barbecue that's going to ruin every other barbecue for you. Your standards are about to get unreasonably high, and frankly, that's on us.